180, Bakers Lane, Knowle, B93 8PS

Main issues, as the Inspector framed them

• whether the proposed development would be inappropriate development in the Green Belt having regard to the National Planning Policy Framework and any relevant development plan policies
• the effect of the proposed development on the openness of the Green Belt
• whether the appeal site would be in a suitable location for the proposed development, in terms of access to services and facilities
• the effect of the proposed development on the character and appearance of the area
• whether the proposed development complies with the policies of the Net Zero Carbon Development Plan Document
• the effect of the proposed development on ecological interests
• whether other considerations clearly outweigh the harm to the Green Belt and any other harm as to amount to very special circumstances

What decided it

The appeal site is not in a sustainable location because occupants would be heavily reliant on private motor vehicles to access services and facilities, failing the requirement of paragraph 155(c) of the Framework and meaning the development cannot be justified as an exception to inappropriate development in the Green Belt.

The modest benefits of delivering one dwelling and biodiversity improvements, afforded moderate weight, do not clearly outweigh the substantial harm to Green Belt openness, the unsustainable location, harm to character and appearance, and failure to comply with net zero carbon policies, such that very special circumstances do not exist.